Modular Home vs Stick-Built Cost Calculator

How this modular vs stick-built cost calculator works

This calculator helps you compare the cost of a modular home (including site preparation and transport) with the cost of a traditional stick-built house. By entering a few key numbers, you can see total project cost and cost per square foot for each option, along with the difference between them.

The tool focuses on the main direct construction costs that most buyers can estimate from quotes or builder websites. It does not attempt to model every possible expense in a homebuilding project, which is why understanding the underlying formulas and assumptions is important.

Inputs you provide

• Modular home base price ($) – The factory price for the modular unit or package, usually quoted by the manufacturer.
• Site prep & transport cost ($) – Estimated cost for foundation, utilities tie-in, crane, setting the modules, delivery, and other on-site work related specifically to the modular home.
• Modular home size (sqft) – The finished heated living area of the modular home (exclude garages, unfinished basements, or porches unless your quotes use those too).
• Stick-built price per sqft ($) – What a traditional builder charges per square foot for a similar home, including labor and materials.
• Stick-built size (sqft) – The total finished area of the stick-built home you are comparing against.

Core formulas

The calculator uses straightforward arithmetic to turn your inputs into comparable numbers.

Modular home cost

First, it combines the modular base price and the site-related costs to get a total modular project cost:

Where:

• M = total modular home cost
• B = modular base price from the factory
• S = site preparation and transport costs

Then it divides this total by the modular home’s size to find cost per square foot:

Where:

• C_m = modular cost per square foot
• A_m = modular home area (square feet)

Stick-built home cost

For a traditional stick-built house, you enter the price per square foot and the size. The calculator multiplies these to get total cost:

Where:

• T = total stick-built cost
• P = stick-built price per square foot
• A_s = stick-built home area (square feet)

The cost per square foot for the stick-built option is just P, the value you typed in.

Comparing the options

Finally, the calculator looks at the differences between modular and stick-built costs:

• Total cost difference = stick-built total cost minus modular total cost.
• Cost per sqft difference = stick-built cost per sqft minus modular cost per sqft.

Positive differences mean the modular home is cheaper; negative differences mean the stick-built option is cheaper for that metric.

How to interpret your results

When you run the calculator, you will typically see:

• Modular total cost and cost per square foot.
• Stick-built total cost and cost per square foot.
• The total savings or extra cost of choosing modular instead of stick-built.
• The savings or extra cost per square foot.

If modular is cheaper overall

If the modular total cost is lower than the stick-built total cost, the calculator will show a positive savings figure. This means that for the combination of home sizes and prices you entered, modular construction requires less upfront spending.

If modular is also cheaper on a per-square-foot basis, it suggests that the modular package and site work are competitively priced relative to local stick-built labor and materials. In that case, modular may offer meaningful savings without necessarily sacrificing size or finishes.

If stick-built is cheaper overall

If the stick-built total cost comes out lower, or the per-square-foot difference favors stick-built construction, it means either:

• Your modular quote is relatively high for the size provided, or
• Local stick-built prices are more competitive than typical, or
• Site preparation and transport for the modular option are unusually expensive.

This does not automatically make modular a bad choice, but it indicates that the purely financial argument is weaker, and you may be paying extra for advantages like speed of construction or factory-controlled quality.

Balancing size and cost

Note that your modular and stick-built homes can have different square footages. A smaller modular home might cost less in total but more per square foot, while a larger stick-built home might be more expensive overall but cheaper per square foot.

Use both metrics together:

• Total cost helps you see which option better fits your budget.
• Cost per square foot helps you compare underlying cost efficiency.

Worked example

To see how the formulas work in practice, consider the following scenario:

• Modular home base price: $120,000
• Site prep & transport: $30,000
• Modular home size: 1,500 sqft
• Stick-built price per sqft: $150
• Stick-built size: 1,600 sqft

First, calculate the modular total cost:

M = B + S = $120,000 + $30,000 = $150,000

Then, calculate the modular cost per square foot:

C_m = M / A_m = $150,000 / 1,500 sqft = $100 per sqft

Next, calculate the stick-built total cost:

T = P × A_s = $150 × 1,600 sqft = $240,000

The stick-built cost per square foot is simply the input price per sqft, $150 per sqft.

Now compare totals and per-square-foot values:

• Total savings with modular = $240,000 − $150,000 = $90,000
• Per sqft savings = $150 − $100 = $50 per sqft

In this example, the modular home is smaller by 100 sqft, but it still delivers strong savings in both absolute dollars and cost per square foot. Even if site costs rose to $80,000, the modular total would be:

M = $120,000 + $80,000 = $200,000

At that point, total savings versus the $240,000 stick-built home would narrow to $40,000, and the modular cost per square foot would increase to:

C_m = $200,000 / 1,500 sqft ≈ $133 per sqft

This illustrates how sensitive the modular value proposition can be to site and transport costs.

Comparison table: modular vs stick-built

The table below summarizes how the calculator compares the two approaches qualitatively. It is not a cost guarantee, but it can help you think about where each option tends to be stronger.

Assumptions and limitations of this calculator

To keep the calculator simple and fast, it makes several important assumptions. Keep these in mind when interpreting your results:

• Land cost is excluded. The tool assumes you already own the land or will evaluate land costs separately. Purchase price, closing costs, and land development fees are not included.
• Soft costs are not modeled. Architectural design, engineering, permits, impact fees, surveys, legal fees, and similar professional services are not part of the calculations unless you manually fold them into your site prep figure.
• Utilities and infrastructure are simplified. Connecting to water, sewer or septic, power, gas, and internet can be costly on some sites. Include these in your site prep estimate if you want them reflected in the modular total.
• Financing, taxes, and insurance are excluded. The calculator compares construction costs only. It does not account for interest on construction loans, mortgage terms, property taxes, or insurance premiums.
• No time-value or delay costs. Schedule differences (such as modular being completed faster) can have financial impacts, but these are not modeled.
• Quality and specification differences. The tool assumes you are comparing homes of roughly similar build quality, finishes, and features. A high-end modular home will not be directly comparable to a bare-bones stick-built shell.
• Regional price variation. Stick-built price per square foot and modular quotes vary widely by region, labor market, and materials. The calculator relies entirely on the numbers you enter and does not provide regional defaults.
• Results are estimates, not quotes. Use the outputs as a planning guide and a way to frame conversations with builders or lenders, not as a binding budget or contract price.

Tips for choosing realistic inputs

Your results are only as good as the numbers you enter. To make the comparison meaningful:

• Use written quotes when possible. For modular base price and site work, rely on recent quotes from manufacturers and local contractors rather than generic advertising ranges.
• Align specifications. Make sure the modular and stick-built homes you compare have similar bedroom and bathroom counts, finish levels, and energy performance, so the price difference reflects construction method rather than quality.
• Include all major site work. For the modular option, fold in foundation, utility hookups, driveways, and required landscaping if those are not clearly included in either quote.
• Use local stick-built price data. Ask builders, real estate agents, or recent new-home owners in your area what they paid per square foot for similar homes. Online national averages may not reflect your local market.
• Run multiple scenarios. Try conservative, typical, and optimistic estimates for site costs and price per square foot so you can see how sensitive your decision is to each assumption.

Using the calculator in your decision process

This tool is designed as a starting point for evaluating modular versus stick-built construction, not the final word. Some practical ways to use the results include:

• Checking whether modular provides a clear cost advantage at your target size.
• Testing how much site costs can increase before modular loses its savings edge.
• Comparing several modular models or packages to a single stick-built design.
• Bringing printed results to discussions with builders, lenders, or appraisers to clarify your assumptions.

Combine these numeric comparisons with qualitative factors like builder reputation, warranty coverage, customization needs, and local familiarity with modular projects.

Limitations and next steps

Because the calculator focuses on direct construction costs, your actual all-in budget will usually be higher than the totals shown. Items like landscaping, driveways, appliances, furniture, and contingency funds for overruns should be added separately.

Before making a final decision, consider getting:

• Detailed written bids from both modular and stick-built builders for the same or very similar plans.
• Professional advice from a construction cost consultant, builder, or real estate agent familiar with modular projects in your area.
• Clarification from lenders and appraisers on how they treat modular homes in your market.

Used thoughtfully, this calculator can highlight the financial trade-offs between modular and stick-built homes and help you ask better questions as you plan your project.